West Hendon · Barnet · Hendon constituency · 51.57827, -0.24084

NW9 7DE— West Hendon, Barnet

Location and area intelligence for NW9 7DE, West Hendon, Barnet

The family fortress

 

Schools 100%Safety 77/100Transport 40/100Yield 4.59%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
77
Schools
60
Transport
40
Environment
90
Investment
70

The bottom line

NW9 7DE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Investors who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 53 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 7DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for NW9 7DE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW9 7DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Hyde School

Not yet inspected · Inspected Mar 2025 · 9 min walk

KS2: 107.0

—

Secondary

E-ACT Crest Academy

Not yet inspected · 21 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 47 min walk

2 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Anti-social behaviour16%
Vehicle crime13%
Drug offences5%
Theft4%
Robbery2%
Burglary2%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.4km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area45.9 m²

EPC breakdown

B
1%
C
14%
D
10%
E
4%

Based on 29 properties · Confidence: medium

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£114,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+9.2%

Total change

+650%

Market Activity

Price Velocity & Acceleration

Current Velocity

+114.3%

per year

Acceleration

+73.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached25%
Terraced25%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£110k£110k+0%1
Post-dot-com plateau2002–2002£273k£273k+0%1
Brexit uncertainty2019–2019£385k£385k+0%1
Rate-rise correction2022–2022£825k£825k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hendon Central Underground StationNorthern line
13.7 min walk
Hendon

Nearby stations

HendonNational Rail
3 min walk
Hendon Central Underground StationNorthern
14 min walk
Brent Cross Underground StationNorthern
24 min walk
Colindale Underground StationNorthern
25 min walk
Kingsbury Underground StationJubilee
34 min walk
No bus stops within 400m

51

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge ★53 min
Victoria57 min ↑
Waterloo57 min ↑
Canary Wharf59 min ↑
City53 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

41

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park67m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Hendon Station Car Park
312m

Connectivity

Broadband and mobile coverage

12%

Full fibre

4%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed44 Mbps
Median download21 Mbps
Superfast coverage12%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 0.8 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield850.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HENDON WAY SURGERY

215 WEST HENDON BROADWAY, NW9 7DG

2 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 2.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketWay 2 Save · 41 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

876m

Post office

Nearby shops

Yasrib Halal Meat187 m
S R Food and Drinks884 m

Nearby cafes

The Upper Crust Cafe49 m
Simple Treats51 m
Coffee Mate270 m

Nearby restaurants

Paro’s Italian Food49 m
4 in One51 m
Vitale60 m
Captain Hook's Fish & Chips148 m

Nearby pubs

O'Hanlons159 m

Nearby gyms

Old Master Gym533 m

Nearby health

Vivian Avenue Dental Clinic772 m
Food hygiene (5-star)27% of 45

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

BEN SCOOTER COLINDALE LTD
CARSOUND ELECTRICAL TINTING WINDOWS LIMITED
RAYAN SWEETS LTD
SC PLUMB PERFECT LTD
TYRE TOUCH PLUS LTD

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

38.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,392m
Crossrail 2 route9,331m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,925 nationally

1,901

Est. population

8,225/km²

62%

Employed

43%

Degree educated

£41,600

Median income

10.1%

Claimant rate

Inner cityHigh densityRenters

28

Community stability

Age profile

21%
27%
24%
18%
Under 1821%
18–3427%
35–4924%
50–6418%
65+10%

Tenure

18%
17%
55%
Own outright18%
Own (mortgage)17%
Private rent55%
Social rent10%
Shared ownership0%

Ethnicity

16%
28%
32%
White British16%
White Other28%
Asian32%
Black10%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household45%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent55%
Social rent10%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
7
Local approval rate
67%
Borough approval rate
66%
Opportunity area
Brent Cross/Cricklewood
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£4.7bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
98
Largest scheme
298 homes · West Hendon Estate - Phase 3, West Hendon Estate - Phase 3, Ramsey Close, West Hendon, NW9 7QJ
Pipeline pressure
NONE

Named schemes (500m)

West Hendon Estate - Phase 3, West Hendon Estate - Phase 3, Ramsey Close, West Hendon, NW9 7QJ298 homes
completed
Rosemead (West Hendon Estate phase 2a), Rosemead (West Hendon Estate phase 2a), Ramsey Close, West Hendon, NW9 7QJ186 homes
completed
Upper Welsh Harp 117-125 West Hendon Broadway London NW9 7BP43 homes
completed
107, West Hendon Broadway, Colindale, NW9 7BN37 homes
completed
41-47, 41-47, STATION ROAD, NW415 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.8%
Ward turnout
36%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Andrea Lesley BilbowLabour
Rishikesh ChakrabortyLabour
Carrie ReinersLabour

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Key facts for NW9 7DE

Full postcodeNW9 7DE
Postcode districtNW9
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.578273
Longitude-0.240836
Parliamentary constituencyHendon
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey